HomeMy WebLinkAboutZA AGENDA REPORT ITEM #1 ITEM #1
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''ATE: DECEMBER 1, 1997 I nfe r- Co m
ZONING ADMINISTRATOR
TO:
COMMUNITY DEVELOPMENT DEPARTMENT
FROM:
CONDITIONAL USE PERMIT 97-022
SUBJECT:
APPLICANT: SPIRO G. DOUKAS
DUKE'S HAMBURGERS
3945 GREEN CLOVER CIRCLE
ORANGE, CA 92867
OWNER: TUSTIN COMPANY
C/O GRAMERCY ENTERPRISES
626 WILSHIRE BLVD. , SUITE 400
LOS ANGELES, CA 90017
LOCATION: 15712 TUSTIN VILLAGE WAY
ZONING: RETAIL COMMERCIAL DISTRICT (C-1,P)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1)
PURSUANT TO PROVISIONS OF SECTION 15301 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
REQUEST: AUTHORIZATION FOR THE ON-SITE SALE OF BEER AND WINE
(ABC LICENSE TYPE 114111) FOR ON--SITE CONSUMPTION IN
CONJUNCTION WITH AN EXISTING RESTAURANT.
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action 97-
014 approving Conditional Use Permit 97-022 .
Project Description
The applicant is requesting authorization to obtain a license for
the on-site sale of beer and wine (ABC license Type 114111 ) in
conjunction with an existing restaurant located at 15712 Tustin
V,,illage Way. Alcoholic beverage sales establishments are permitted
in association with a restaurant use subject to the approval of a
Conditional Use Permit. No outdoor seating is proposed (see Floor
Plan) .
Zoning Administrator Report
December- 1, 1997
CUP 97-022
Page 2
Site and Surrounding Properties
The restaurant is a 2, 300 sgLiare foot freestanding structure
located within a commercial retail center north of McFadden Avenue
between Williams Street and the SR-55 Freeway (see Site Plan) .
Surrounding uses consist of residential to the north and west, and
commercial uses to the south and east . The restaurant has an
operating drive-thru window at the northern side of the building.
Parking Requirements/Summary
The restaurant is located in a commercial center which contains
four individual buildings . The parking area for this center
provides 200 spaces . Based on the parking requirements of the
Retail Commercial District, the center is required to provide a
total of 207 parking spaces . According to the submitted plans the
restaurant provides 44 seats which require. fifteen (15) parking
spaces . Condition 2 . 12 requires that the maximum number of seats
shall be forty four (44) as previously approved for the restaurant .
Alcoholic Beverage Sales Regula-tions and Guidelines
Staff has reviewed the proposed use for conformance with the City' s
Alcoholic Beverage Sales Establishment Guidelines (Attachment A)
and the above-noted Zoning Code regulations. Key issues applicable
to the applicant' s proposal are included in the following analysis :
1 . Location: The Zoning Code establishes criteria for off-site
sales of alcoholic beverages, requiring a minimum distance of
100 feet from any residentially zoned or used properties; 500
feet from any church, public or private school, playground or
hospital; and a minimum of 300 feet from any other off-site
sales establishments . The restaurant at the western side of
the property (Keno' s) holds a "Type 47" (on-site sale, beer,
wine and distilled spirits) . The Shell service station to- the
south of the subject property is licensed and operates -as a
"Type 20" (off-site sale of beer and wine) .
The residential use is separated from the subject building by
a 115 foot right-of-way (77 feet wide) to the west and Tustin
Village Way . Therefore, off-site sales of alcohol, including
take--out or through the drive-thru window, could not be
authorized at this location. The applicant proposes to sell
beer and wine only for on-site consumption. The on-site
consumption of alcoholic beverages in conjunction with a
restaurant is not subject to the minimum distance requirement
between establishments . Condition No. 2 . 1 has been included to
prohibit the sale of beer and wine for consumption off
premises .
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Zoning -Administrator Report
December 1; 1997
CUP 97-022
Page 3
2 . Hours of Operation: Currently the restaurant' s operating
hours are 6 : 00 a.m. to 9 : 00 p.m. Monday though Sunday.
However, the applicant is proposing to extend the hours of
operation to 10 . 00 p.m. Sunday through Thursday and 11 : 00 p.m.
Friday and Saturday upon obtaining the license to serve
alcoholic beverages. Food prepared at the site will be
available during the hours of operation. Staff has determined
that the proposed hours of operation are not compatible with
the surrounding residential uses . Condition 2 .3 limits the
hours of operation to the existing hours upon the approval of
this Conditional Use Permit.
3 : Serving of Beer and Wine: Consistent with the Guidelines,
Conditions of Approval are included requiring that beer and
wine is served only in conjunction with food service, and a
condition that all persons serving beer and wine shall be
eighteen -(18) years of age or older and supervised by someone
twenty-one (21) years of age or older.
4 . Coin operated dames : The City' s Alcoholic Beverage Sales
Establishment Guidelines state that no pool tables or coin
operated games shall 'be permitted on the premises in
conjunction with an alcoholic beverage sales establishment .
No pool tables or coin operated games are proposed. A
Condition of Approval has been included to prohibit the
installation, of pool tables or coin-operated games .
A copy of the application for Conditional Use Permit 97-022 was
forwarded to the Tustin Police Department . The Police Department
has expressed concerns related to the increased potential for
drinking and driving and drinking in public associated with this
proposal. Conditions 2 .1 and' 2 . 7 require that sale and consumption
of alcoholic beverages be limited to 'the inside of the restaurant .
No off-site sales, including through the drive-thru 'window will be
permitted. Other conditions 'of approval ensure consistency with the
City' s Alcoholic Beverage Sales Establishment Guidelines . Staff
believes that these conditions, and others included in the attached
resolution mitigate concerns related to the on-site sale and
consumption of beer and wine in conjunction with a restaurant .
Minoo Ashabi Daniel Fo AICP
Assistant .-Planner Senior Planner
ma:br:zareport\cup97D22.ma
Attachments : Location Map
Submitted Plans
Attachment A - Alcoholic Beverage Sales Guidelines-
Zoning Administrator Action. No. 97-014 .
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RESOLUTION NO. 3366
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CALIFORNIA, ESTABLISHING POLICY GUIDELINES TO BE
3 'FOLLOWED FOR CONSIDERATION OF ALCOHOLIC' BEVER.AGE SALES
ESTABLISHMENT APPLICATIONS.
4
The Planning Commission of the City of Tustin does hereby resolve
5 as follows:
6 1. The Planning Commission finds and determines as follows:
7 A. That certain guidelines shall be considered by Community
Development staff and the Planning Commission when
8 considering Conditional Use Permit applications for
alcoholic beverage sales establishments.
9
B. ' That certain standard conditions shall be required on 'on-
io site alcoholic beverage sales establishments in
conjunction with a restaurant use as follows:
11
0 All alcoholic beverages shall -be consumed on site.
12 . 0 Authorization for on--site sales of beer and
wine/liquor sales is contingent upon the use of the
13 subject site remaining a restaurant. At such time
the restaurant use is discontinued the use permit ,
I becomes .null and void.
3. 0 All persons serving alcoholic beverages must be
5 eighteen years of age or older and supervised by
someone twenty-one years of age or older.
16 Supervisor shall be present in same area as point
of sale.
17 0 Hours of operation are limited to the hours of
a.m. to p.m. (hours are identified
18 depending on the type of operation) Food must be
served during these hours.
19 0 The menu of the restaurant shall consist of- foods
that are prepared 'on the premises.
20 o No outdoor seating is allowed at this location.
0 No<. 'bar ' type seating is allowed.
21 0 There shall be no - pool tables or coin operated
games on the premises at any time.
22
C. That certain standard conditions shall be required of
23 off-site sales establishments as follows:
24 0 Authorization for off-site sales of ` beer and
wine/liquor is contingent upon the use, at the
25 subject site remaining as
(specific, use is
26 identified here) . Should this use change -or be
discontinued, authorization fogy= this use permit is
2' null and void.. '
28 ii 0 All persons selling alcoholic beverages, shall be
twenty-one -years of age or older.
ATTACHMENT A
Resolution ';:o. 3366
Page 2_
2 �
Hours of operation are limited to the hours of
3 to (Hours are identified depending
on the type of operation) .
4 0 "No Loitering" signs shall be posted at the
5
entrance of the business -or other specified
-location (s) .
6
o No pool tables or coin operated games are allowed
at this location.
o No alcoholic 'beverages shall be consumed on any
7 property adjacent to the licensed -premises under
the control of the applicant.
8 o Refrigerated single-serving beverage containers
shall be located in an enclosed refrigeration unit
9 no less than ten (10) feet from the point of sale
and a minimum of five (5) feet from the store
10 entrance.
11
o No display, sale or distribution of beer or wine,
wine coolers or similar alcoholic beverages shall
be made from an ice tub, barrel or similar
12 container.
o No sales or distribution .of alcoholic beverages
13 shall. be made from a drive-up or walk-up window.
o All 'litter shall be removed from the exterior areas
14 around the premises including adjacent public
sidewalk areas, and parking areas no less
15 frequently than once each day that the business is
open.
16 o For establishments selling alcoholic beverages and
gasoline, no signs advertising alcoholic beverages
17 may be visible from the exterior of the building or
on gasoline pumps or island's.
18 o Public telephones inside and adjacent to the
establishment shall_ be modified to prevent in-
19 coming calls..
20 D. That certain standard conditions shall be required of on-
21 site sales establishments as follows:
o All persons serving alcoholic beverages shall be
22 twenty-one years -of age or,' older.
o "No' Loitering" signs shall be posted at the entrace
23 of the business or other specified location (s) .
o No pool tables or' coin, operated games are allowed
24 at this location.
o No alcoholic beverages shall be consumed on any
25 property adjacent to the licensed premises under
the control of the applicant_;
26 o All litter shall be removed from the exterior area
27 around the premises including adjacent public
sidewalk areas and parking areas no less frequently
28 than once each day that the business . is open.
i
o Public telephones inside and adjacent to the
3 establishment shall be modified to prevent in-
coming calls .
4
E. That each Conditional -Use Permit application for an
5 alcoholic beverage sales establishment shall -be reviewed,
6
based upon location and type of such establishment, and
consideration of the following- g guidelines: . .
7 A determihation' that, hours of operation requested are
8 appropriate for the use proposed and consideration given
to the proposed uses relation to:
9 1. Residential areas;
10
2 • Protected uses, such as places of worship, parks,
schools, hospitals, clinics, convalescent homes .
3 . Other similar uses; selling or serving alcohol;
11 . . •
F- The applidant shall sign' and return an Agreement to
1? Conditions Imposed form which states that the applicant
agrees to all conditions imposed, the conditions shall be
131 included on the State issued Alcoholic Beverage license,
and failure to comply with any of the foregoing.
conditions shall be grounds for suspension or revocation
of the license.
i5
PASSED AND ADOPTED by the Planning Commission of the City of Tustin
15 at a regular meeting held on the 25th day of September, 1995 .
17 r
18
19 MAI —JbSS44_62�_
20 Chaix
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Bp�BARA REYES
23 Recording Secretary
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2811
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No. 336E
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STATE OF CALIFORNIA }
3 COUNTY OF ORANGE )
CITY OF TUSTIN }
4 •
5 I , BARBARA REYES, the undersigned, hereby certify that I am the
Recording Secretary of the - Planning Commission of • the City of
6- Tustin, California; that Resolution No. 3366 was duly passed and
adopted at a regular_ meeting of the Tustin Planning Commission,
7 held on the 25th day of September, 1995 .
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BARBP.RA REYES
11 Recording Secretary
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i1 ZONING ADMINISTRATOR ACTION 97-014 i
CONDITIONAL USE PERMIT 97-022` i
2
The. Zoning Administrator of the City of Tustin does hereby resolve
3 as follows :
4
I . The Zoning Administrator finds and determines -as follows :
5
A. That a proper application for Conditional Use Permit 97-
6 022 was filed by Spiro G. Doukas requesting authorization
to obtain a license for the on-site sales and consumption
7 of beer and wine (ABC License- Type 114111 ) in conjunction
with an existing restaurant located at 15712 Tustin
8 Village Way, Tustin.
9 B. That the. proposed use is allowed within the Retail
Commercial zoning district (C-1) , with the approval of a
10 Conditional Use Permit .
11 C. That a public hearing was- duly called, noticed and held
on said application on December 1, 1997 by the Zoning
12 - Administrator.
r
13 D. That the establishment, maintenance, and operation of the
use applied for'will not, under the circumstances of this
•14 case, be detrimental to the health, safety, morals,
comfort, or general welfare of the persons residing or
15 working in the neighborhood of' such proposed use nor be
a detriment to the property and improvements in the
16 neighborhood of the subject property, nor to the general
welfare .of the City of Tustin as evidenced by the
17 following findings :
18 1 . The proposed project complies with adopted Planning
Commission guidelines for alcoholic beverage sales
19 establishments which have been established and
considered to mitigate potential impacts associated
20 with the sale of alcohol in conjunction with
restaurants .
21
2 , The sale of beer and wine would be for on-site
22 consumption only.
23 3 . The sale of alcohol would only be authorized in
conjunction with a restaurant use. Sales of beer
24 and wine will be permitted only when food is
available. Food provided will be prepared on the
25 premises.
26 4 . No billiard tables, coin operated games, dancing or
entertainment are proposed on the restaurant
�27 premises.
2,8
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I Zoning Administrator Action 97-014
Page 2
2
5 . All persons serving beer and wine will be eighteen
3 (18) years of age or older and supervised by
someone twenty-one (21) years of age or older. The '
4 supervisor will be present in the same area as
point of sale.
5
6 . As conditioned, there is adequate parking for the
6
restaurant , and other uses through the use of on-
site parking.
7
7 . As conditioned the hours of operation for the
8 restaurant will not impact the residential uses in
the proximity of the restaurant .
9
E. That this project is Categorically Exempt from the
10 requirements of the California Environmental Quality Act,
pursuant to Section 15301 (Class 1) .
11
F. That the project has been reviewed for consistency with
12 the Air Quality Sub-element of the City of Tustin General
Plan and has been determined to be consistent with the
13 Air Quality Sub-element .
14 II . The Zoning Administrator hereby ' approves Conditional Use
Permit No. 97-022 authorizing the on-site sale and consumption
15 of beer and wine (ABC License Type 114111) in conjunction with
an existing restaurant located at 15712 .Tust-in Village Way, '
16 subject to the conditions contained within Exhibit A, attached
hereto.
17
18 PASSED AND ADOPTED by the Zoning Administrator of the City of
Tustin at a regular meeting held on the 1st day of* December, 1997 .
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21 RICK BROWN, C.B.O.
Zoning Administrator Designee
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24 KATRY' MARTIN
Recording Secretary
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1 Zoning -Administrator Action 97-014
Page 3
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STATE OF CALIFORNIA )
4 COUNTY OF ORANGE )
CITY OF TUSTIN )
5
I, KATHY MARTIN, the undersigned, hereby certify that I am the
6 Recording Secretary of the Zoning Administrator of the City of
Tustin, California; that Zoning Administrator Action No. 97-014
7 passed and adopted at a regular meeting of the Tustin Zoning
Administrator, held on the 1st day of December, 199'7 .
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10 KATHY MARTIN
Recording Secretary
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EXHIBIT A
ZONING ADMINISTRATOR 'ACTION 97-014
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 97-022
GENERAL
(1} 1.1 The proposed project shall substantially conform with the
submitted 'plans for the project date stamped December 1,
1997 on file with the Community Development Department,
as herein modified, or as modified by the Director of
Community Development Department in accordance with this
Exhibit . The Director of Community Development may also
approve subsequent minor modifications to plans during
plan check if such modifications are to be consistent _
with. -provisions of the Tustin City Code or other
applicable regulations .
(1) 1 .2 Conditional Use Permit approval shall become null and
void unless an Alcoholic Beverage Control License Type
1141" is obtained from ASC and the sale and consumption of
beer and.wine commences within twelve (12) months of the
date of this exhibit . Time extensions may be granted by
the Community Development Department if a written request
is received by the Community Development Department
within thirty (30) days prior to expiration.
(1) 1.3 Approval of Conditional Use Permit 97-022 is contingent
upon the applicant signing and returning an "Agreement to
Conditions Imposed" form as established by the Director
of Community Development.
(1) 1 .4 Conditional Use Permit' 97-022 authorizes ABC License Type,
114111 for the on-site sale and consumption of beer and
wine only.
(1) 1 . 5 The applicant shall hold harmless and defend the City of
Tustin from all° claims and liabilities arising out of a
challenge of, the City' s approval of this project .
USE RESTRICTIONS
(3) 2 .1 No off-site consumption of alcohol, including through the
drive-thru window, for any .type of ABC license is
authorized. All alcoholic beverages shall be consumed
on-site.
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SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTION
f
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Exhibit A
Zoning Administrator Action 97-014
December 1, 1997 ;
Page 2
(2) 2 .2 Hours of sales of beer and' wine shall be limited to the
hours when food is available. Menu' items shall be
available in the restaurant during business hours.
(2) 2 .3 Hours of operation for the restaurant shall remain as
existing, Monday though Sunday,. 6 : 00 a.m. to 9 : 00 p.m.
(2) 2 .4 The menu of the restaurant shall consist of foods that are
prepared on the premises.
(5) 2 . 5 Any Health Code or other violations,' as determined by the
County of Orange Health Care Agency, may be ' grounds for
revocation of this Conditional Use Permit .
(2) 2 . 6 Authorization for the on-site- sale of beer and wine (ABC
License* Type 114111 ) is contingent upon the use of the
subject premises remaining a restaurant . Should this use
change or be discontinued, authorization for this use
permit is null and void.
(2) 2 .7 Consumption of alcoholic beverages outside the restaurant
building is prohibited at all times.
(2) 2 . 8 No outdoor seating shall be permitted unless a separate
Conditional Use Permit is approved pursuant to the current
provisions of the Tustin City Code.
(2) 2 . 9 There shall be no billiard tables, coin operated games,
dancing or live entertainment on the premises at any time..
(2) 2 .3.0 All persons selling alcoholic beverages shall be eighteen
(18) years of age or older and shall be supervised by
someone twenty one (21) years of age or older. A
supervisor shall be present in same area. as point of sale.
(4) 2 :11 All building locking devices added to the premises shall
meet those requirements as set forth in the Building
Security Code.
(4) 2 . 12 Based on the submitted plans, the applicant -is authorized
to a maximum of 44 seats for the restaurant . The number of
seats shall not be increased unless the property owner
demonstrates, through the submittal of• a ,parking and land
use summary, or as otherwise authorized by current
provisions of the Tustin City Code, that an adequate number
of on-site parking spaces are available to accommodate
additional seating for the restaurant .
- i
Exhibit A r
Zoning Administrator Action .97-014
December 1, 1997
Page 3
DRIVE-THRU OPERATIONS
(4) 3 .1 The: hours of operation for the drive-thru lane shall be
limited to those hours that the restaurant is open to dine-
in customers .
(4) 3 .2 The menu board shall not display type and prices associated
with any alcoholic beverages sold inside .the restaurant .
FEES
(1) 4.1 Within .forty-eight (4'8) hours of approval of the subject
(5) project, the applicant shall . deliver to the Community
Development Department, a cashier' s check payable to the
COUNTY CLERK in the amount of $38 . 00 (thirty-eight dollars)
` to enable the City to file the appropriate environmental
documentation for the project . If within such forty-eight
(48) hour period that applicant has not delivered to the
Community Development Department the above-noted check, the
statute of limitations for any interested party t .
challenge the environmental determination under th
provisions of the California Environmental Quality Acs
could be significantly lengthened.